Springlake Condo Update in Atlanta, GA
Behind every project is a reason it matters. For the Springlake Condo Update, that reason arrived with a due date.
Built for a Moment That Couldn't Wait
Sometimes the most meaningful renovations aren't the grandest in square footage. They're the ones built for a purpose that goes beyond four walls.
For one Pennsylvania couple, a dated Atlanta condo was about to become the place they'd welcome their first grandchild. It was going to be a place to rest between hospital visits, to settle into a new chapter, and to make the kind of memories that outlast any finish or fixture.
The catch: a permit process that stretched nearly two months before clearing its first hurdle, a husband recovering from a significant injury, a daughter with an induction date, and clients who were seldom able to be onsite. But navigating obstacles is exactly what the Exodus Design Build team thrives on.
A Project Defined by Urgency
The unit had sat untouched for years. It needed more than refreshing. It needed a complete overhaul, from subfloor to attic. And it needed to be done fast.
Working with the City of Atlanta on permitting for a unit this age is, to put it plainly, one of the hardest things we do. Multiple departments. Drawn-out reviews. A process that moves on its own timeline regardless of yours. As the permit stretched toward the two-month mark, the client's anxiety was understandable and earned.
Challenges and Solutions
Older units in established Atlanta neighborhoods carry history in their walls, and not all of it welcome. None of what we found appeared on any purchase inspection, and none of it was in the original scope.
What we uncovered:
- Outdated CPVC plumbing throughout the condo
- Illegal wiring inside the kitchen walls
- Groundwater intrusion requiring remediation before any finishing work could begin
As the project progressed, certain elements of the design became more important to the clients, and the scope grew to reflect that. Over $40,000 in change orders were added during the build. We met every request. From demo to substantial completion, we added only 10 days to the initial schedule.
In addition, working with Atlanta's inspection process on a unit this age meant every system had to be brought to code. But through diligence and constant client communication, we were ready when inspectors arrived.
Project Highlights
The clients had specific tastes. And once we started the design process, they didn't want to compromise on what mattered most to them. We respected their vision and worked with them to ensure the finished product exceeded their expectations.
Master Suite
The closet door was relocated from the bathroom to the bedroom, a change that sounds modest but transformed everything about how the suite functioned. We built a custom closet system to match.
Powder Room
Bold wall coverings, carefully chosen fixtures, and a scale that rewarded the attention you give it. It was one of the most distinctive spaces in the home.
Kids' Room and Playroom
Designed with all the imagination and energy a kid brings to a home, but built to be durable and feel welcoming.
Sitting Room
Layered and warm, anchored by upscale wallpaper that gave the room its character.
Floors and Fixtures
Our team and the clients went with site-finished true hardwood floors throughout the home. The clients wanted upscale plumbing and electrical fixtures. We also demonstrated strategic restraint in these areas. For example, we re-painted the kitchen cabinets rather than replace them because the clients really liked the originals so much. Sometimes, it's better to refresh the original instead of building something brand new.
Electrical
The wiring in this home was a significant problem: poorly placed switch boxes, illogical layouts, and numerous code deficiencies. We removed and reconfigured the entire electrical layout around how the clients intended to use each space.
Materials We Used
Here are the premium materials our clients loved and that we recommended to make this project come alive:
| Space | Item | Selection |
|---|---|---|
| Throughout | Hardwood Floors | Site-finished 3¼" red oak select, Minwax Special Walnut stain |
| Kitchen | Faucet | Delta Renaldi single-hole pull-down, polished nickel |
| Kitchen | Cabinet Hardware | Top Knobs Devon Collection, Brixton pulls and knobs in polished nickel |
| Dining Room | Chandelier | Bellevue 4-light 40" wide, brass finish |
| Den | Wallpaper | Kravet Simply Sisal, Whisper WSS4502 |
| Powder Room | Wallpaper | Rifle Paper Co. Cornflower, ceiling painted SW Basil |
| Powder Room | Sink | Renovators Supply Ridge white ceramic wall-mount with brass faucet |
| Powder Room | Sconces | Capital Lighting Tulum 18" wall sconce |
Budget and Scope
The clients initially hoped to keep the project around $100,000. During design, they gained a better understanding of their goals and chose to expand the planned scope before signing a construction agreement. By the start of construction, the project had grown to roughly $200,000. The clients later added back several design elements that had previously been removed, bringing the final investment to over $242,000.
This budget adjustment shows the value of our thorough design-build process, where we carefully go over scope, priorities, and pricing with clients before we start construction.
During construction, the change orders totaled more than $40,000. Even with that added scope, our schedule increased by only 10 days, allowing us to complete the additional work properly and efficiently.
What The Clients Said
"We knew exactly what was going on at all times. All of our questions were quickly acknowledged and addressed. As an added bonus, we genuinely liked the entire Exodus team! They are a great group of professionals who are attuned to the needs of their clients."
Every Project Has a Story. Let's Start Yours.
Partner with a team ready to handle any challenge
Great design is only half the story. The other half is a team you can trust to see it through. Tell us about your project, and we'll show you what it looks like to have a design-build partner who is with you from concept to completion and every hard decision in between.